Nakagyo Ward (Kyoto) Housing Market 2026: Central Kyoto, Steady and Low Risk
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 374
In short
- 1The centre of Kyoto
Nakagyo covers Karasuma, Oike, Sanjo and Nijo Castle.
- 2Slower growth than before
Prices per m² rose about 3.3% a year over the past five years, slower than the 5.8% of the five years before.
- 3People are still coming
Population rose 0.8% between 2020 and 2025, while Kyoto Prefecture fell 2.9%.
- 4A mixed market
About 40% of condo sales are studios (the 20 m² 1K sells for about ¥14M), but about a quarter are family-sized 3LDKs and similar.
The answers, compared
What does a home cost?
¥29.0M
median used condo · ¥793k/m²
45% above the Kyoto median
2 of 11 areas in Kyoto, highest first
Are prices rising?
+22.0%
over 5 years
Slower than Kyoto (+36.4%)
17 of 26 areas in Kyoto, highest first
Can local earners afford it?
6.9× income
median price ÷ average taxable income
Harder than Kyoto (5.6×)
5 of 27 areas in Kyoto, highest first
Rent or buy?
35years of rent
median price ÷ a year of median rent
Longer than Kyoto (33)
6 of 26 areas in Kyoto, highest first
Are people moving in?
+0.8%
population, 2020–25
Growing while Kyoto shrinks (-2.9%)
3 of 27 areas in Kyoto, highest first
How risky is it?
16%
chance of strong shaking (6-lower+) in 30 years
Lower than Kyoto (22%)
11 of 27 areas in Kyoto, highest first
Rent in Nakagyo Ward, Kyoto City
The average private rental costs ¥78k a month (2023), +10.8% since 2018. Kyoto: ¥62k
| Floor area | Typical layout | Average rent / month | Nakagyo Ward, Kyoto CityKyoto |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥55k vs 2018 +3.5% · Kyoto: ¥50k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥85k vs 2018 +17.1% · Kyoto: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥119k vs 2018 +18.2% · Kyoto: ¥80k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥133k vs 2018 +8.6% · Kyoto: ¥90k | |
| 100–149 m² mostly houses | mostly houses | ¥105k vs 2018 -9.4% · Kyoto: ¥81k |
- Rent per m²
- ¥2,287
- median, per month · Kyoto: ¥1,907
- The median used condo (¥29.0M, 45 m²) costs about 29 years of average rent for a similar-sized home (¥85k a month).
- Excludes management fees, repair reserve, property tax and mortgage interest.
Source: Statistics Bureau of Japan, Housing and Land Survey 2023. Privately owned rentals (excluding rent-free homes), monthly rent without management fees. These averages include older homes, so they run below asking rents for newly listed units. 26,870 rented homes.
The centre of Kyoto
Nakagyo covers Karasuma, Oike, Sanjo and Nijo Castle. Condos cost about ¥0.79M per m² in 2025, 1.5 times the Kyoto Prefecture average and second among Kyoto City's 11 wards. Strict height and design rules limit new building in central Kyoto, which keeps supply tight.
Slower growth than before
Prices per m² rose about 3.3% a year over the past five years, slower than the 5.8% of the five years before. The median condo fell from ¥37M in 2024 to ¥29M in 2025, but this is because smaller flats sold (median 45 m² against 55 m²); per m², prices rose about 6%. Early 2026 sales look much higher, but they are a small partial-year sample.
People are still coming
Population rose 0.8% between 2020 and 2025, while Kyoto Prefecture fell 2.9%. Households grew 6%. Nakagyo has the highest median rent of Kyoto's wards, about ¥69,000.
A mixed market
About 40% of condo sales are studios (the 20 m² 1K sells for about ¥14M), but about a quarter are family-sized 3LDKs and similar. Karasuma-Oike and Kyoto-Shiyakusho-Mae are the priciest stations, at about ¥0.87–0.89M per m². Emmachi and Omiya in the west are about half that, which is why homes farther from a station in the centre can cost more than homes near a western station.
Risks
Kyoto has among the lowest earthquake probabilities of any big Japanese city: about 16% for 6-lower in 30 years in Nakagyo. About 80% of benchmark sites are in the worst-case flood zone of the Kamo and Katsura rivers, but almost all are shallow. A median condo costs about 35 years of median rent, close to the Kyoto average.
Living in Nakagyo Ward, Kyoto City: people, homes and risks
- Population 2025
- 111,400
- +0.8% since 2020
- Kyoto: -2.9%
- Net moves in 2025
- +217
- +1.95 per 1,000 residents
- Kyoto: -1.5
- Vacant homes (2023)
- 10.8%
- 4.8% empty and not for rent or sale
- Kyoto: 13.2%
- Median rent (2023)
- ¥69k
- per month, all rented homes
- Kyoto: ¥56k
- Strong earthquake risk
- 15.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Kyoto: 21.7%
- Average income per taxpayer
- ¥4.2M
- taxable income in 2023, citywide figure
- Kyoto: ¥3.9M
- Daytime population
- 138
- people here by day per 100 residents (2020 census)
- Foreign residents
- 4.6%
- 4,872 registered residents in 2024
- Kyoto: 3.3%
- Clinics
- 21.4
- per 10,000 residents; 8 hospitals, 113 dental clinics (2020)
- Kyoto: 10.0
- Official land price 2026
- ¥378k/m²
- +4.8% in a year · +23.4% in 5 years
- Kyoto: ¥136k/m²
- Flood exposure
- 81.5%
- of 27 benchmark sites in a worst-case flood zone (3.7% 3 m or deeper)
- Kyoto: 49.6%
- Landslide exposure
- 0.0%
- of 27 benchmark sites in a landslide warning area
- Kyoto: 2.5%
Check flood, landslide and tsunami zones for a specific address on the government hazard map ↗
Sources: 2025 Census (preliminary), 2025 Internal Migration Report, 2023 Housing and Land Survey (Statistics Bureau of Japan); J-SHIS seismic hazard model (NIED, 2024); Land Price Publication (MLIT); recorded crime: Tokyo Metropolitan Police Department (Tokyo only); incomes: Ministry of Internal Affairs taxation survey via the Statistics Bureau's municipal indicators; foreign residents: Basic Resident Register; medical facilities and station passengers: MLIT National Land Numerical Information. Earthquake probability is measured at the municipal center.
Example sales in Nakagyo Ward, Kyoto City
Real transactions from the last four quarters, picked near the lower (20th percentile), middle and upper (80th percentile) price points. Locations are shown at district level, as published by MLIT.
Condo
¥18.0M
¥720k/m²
- Honno Gakku
- Karasuma Oike · 7 min walk
- 1K · 25 m²
- Built 2004 (22 yrs) · RC
¥37.0M
¥925k/m²
- Joson Gakku
- Nijojo Mae · 2 min walk
- 1LDK · 40 m²
- Built 2005 (21 yrs) · RC
¥69.0M
¥812k/m²
- Honno Gakku
- Shijo(KyotoCitySubway) · 6 min walk
- 3LDK · 85 m²
- Built 2002 (23 yrs) · SRC
House
¥28.0M
¥467k/m²
- Jurakumawarihigashimachi
- Nijo(Kyoto) · 5 min walk
- Land 45 m² · floor 60 m²
- Built 1995 (30 yrs) · Wood
¥61.0M
¥394k/m²
- Mibubambacho
- Omiya(Kyoto) · 6 min walk
- Land 65 m² · floor 155 m²
- Built 1997 (29 yrs) · Steel
¥230M
¥1.4M/m²
- Joson Gakku
- Nijojo Mae · 5 min walk
- Land 135 m² · floor 160 m²
- Built 2022 (3 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥18.0M | ¥33.0M |
| 2006 | ¥20.0M | ¥36.5M |
| 2007 | ¥26.0M | ¥32.5M |
| 2008 | ¥27.0M | ¥31.5M |
| 2009 | ¥22.0M | ¥28.0M |
| 2010 | ¥18.0M | ¥27.0M |
| 2011 | ¥25.0M | ¥30.0M |
| 2012 | ¥22.0M | ¥28.0M |
| 2013 | ¥23.0M | ¥35.0M |
| 2014 | ¥19.0M | ¥35.0M |
| 2015 | ¥21.0M | ¥38.0M |
| 2016 | ¥19.0M | ¥38.0M |
| 2017 | ¥21.0M | ¥38.0M |
| 2018 | ¥26.5M | ¥36.5M |
| 2019 | ¥30.5M | ¥44.0M |
| 2020 | ¥22.0M | ¥35.5M |
| 2021 | ¥28.0M | ¥48.0M |
| 2022 | ¥30.5M | ¥39.0M |
| 2023 | ¥28.0M | ¥42.0M |
| 2024 | ¥37.0M | ¥58.0M |
| 2025 | ¥29.0M | ¥50.5M |
| 2026 (partial) | ¥50.0M | ¥45.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥438k/m² | ¥300k/m² | ¥310k/m² |
| 2006 | ¥400k/m² | ¥290k/m² | ¥310k/m² |
| 2007 | ¥400k/m² | ¥282k/m² | ¥325k/m² |
| 2008 | ¥415k/m² | ¥303k/m² | ¥440k/m² |
| 2009 | ¥446k/m² | ¥279k/m² | ¥260k/m² |
| 2010 | ¥448k/m² | ¥292k/m² | ¥290k/m² |
| 2011 | ¥438k/m² | ¥300k/m² | ¥290k/m² |
| 2012 | ¥429k/m² | ¥279k/m² | ¥330k/m² |
| 2013 | ¥480k/m² | ¥315k/m² | ¥270k/m² |
| 2014 | ¥506k/m² | ¥324k/m² | ¥335k/m² |
| 2015 | ¥480k/m² | ¥376k/m² | ¥400k/m² |
| 2016 | ¥560k/m² | ¥340k/m² | ¥330k/m² |
| 2017 | ¥560k/m² | ¥400k/m² | ¥475k/m² |
| 2018 | ¥600k/m² | ¥400k/m² | ¥590k/m² |
| 2019 | ¥657k/m² | ¥412k/m² | ¥525k/m² |
| 2020 | ¥650k/m² | ¥360k/m² | ¥345k/m² |
| 2021 | ¥691k/m² | ¥379k/m² | ¥380k/m² |
| 2022 | ¥700k/m² | ¥400k/m² | ¥390k/m² |
| 2023 | ¥720k/m² | ¥400k/m² | ¥440k/m² |
| 2024 | ¥747k/m² | ¥478k/m² | ¥435k/m² |
| 2025 | ¥793k/m² | ¥507k/m² | ¥535k/m² |
| 2026 (partial) | ¥850k/m² | ¥435k/m² | – |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥478k/m² |
| 1 | ¥933k/m² | – |
| 2 | ¥939k/m² | – |
| 3 | ¥950k/m² | – |
| 5 | ¥1.0M/m² | – |
| 6 | ¥950k/m² | – |
| 7 | ¥1.1M/m² | – |
| 8 | ¥1.1M/m² | – |
| 9 | ¥850k/m² | – |
| 10 | ¥829k/m² | – |
| 11 | ¥906k/m² | – |
| 12 | ¥860k/m² | – |
| 13 | ¥915k/m² | – |
| 14 | ¥836k/m² | – |
| 15 | ¥700k/m² | – |
| 16 | ¥725k/m² | – |
| 17 | ¥700k/m² | – |
| 18 | ¥857k/m² | – |
| 19 | ¥787k/m² | – |
| 20 | ¥724k/m² | – |
| 21 | ¥820k/m² | – |
| 22 | ¥800k/m² | – |
| 23 | ¥733k/m² | ¥329k/m² |
| 24 | ¥764k/m² | – |
| 25 | ¥700k/m² | – |
| 26 | ¥667k/m² | – |
| 27 | ¥600k/m² | ¥420k/m² |
| 28 | ¥728k/m² | – |
| 30 | – | ¥428k/m² |
| 31 | ¥485k/m² | – |
| 32 | ¥440k/m² | – |
| 33 | ¥412k/m² | ¥461k/m² |
| 34 | ¥449k/m² | – |
| 35 | ¥457k/m² | – |
| 36 | ¥377k/m² | – |
| 37 | ¥500k/m² | – |
| 38 | ¥500k/m² | – |
| 39 | ¥370k/m² | – |
| 40 | ¥480k/m² | – |
| 50 | ¥330k/m² | ¥307k/m² |
Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.
Show data table
| Year | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|
| 2005 | ¥380k/m² | – | – |
| 2006 | ¥315k/m² | ¥600k/m² | – |
| 2007 | ¥370k/m² | ¥620k/m² | – |
| 2008 | ¥379k/m² | ¥536k/m² | – |
| 2009 | ¥327k/m² | ¥575k/m² | – |
| 2010 | ¥340k/m² | ¥616k/m² | – |
| 2011 | ¥385k/m² | ¥560k/m² | – |
| 2012 | ¥380k/m² | ¥564k/m² | – |
| 2013 | ¥362k/m² | ¥560k/m² | – |
| 2014 | ¥378k/m² | ¥564k/m² | ¥780k/m² |
| 2015 | ¥386k/m² | ¥560k/m² | ¥892k/m² |
| 2016 | ¥455k/m² | ¥650k/m² | – |
| 2017 | ¥442k/m² | ¥640k/m² | ¥766k/m² |
| 2018 | ¥525k/m² | ¥655k/m² | ¥865k/m² |
| 2019 | ¥520k/m² | ¥717k/m² | ¥840k/m² |
| 2020 | ¥475k/m² | ¥700k/m² | ¥753k/m² |
| 2021 | ¥528k/m² | ¥729k/m² | ¥886k/m² |
| 2022 | ¥560k/m² | ¥733k/m² | ¥950k/m² |
| 2023 | ¥600k/m² | ¥760k/m² | ¥937k/m² |
| 2024 | ¥576k/m² | ¥800k/m² | ¥1.1M/m² |
| 2025 | ¥636k/m² | ¥837k/m² | ¥900k/m² |
Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.
Show data table
| Year | 1971-1980 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|---|
| 2006 | ¥261k/m² | ¥276k/m² | – | – |
| 2007 | – | ¥262k/m² | – | – |
| 2008 | – | ¥236k/m² | ¥390k/m² | – |
| 2009 | – | ¥208k/m² | ¥368k/m² | – |
| 2010 | – | ¥216k/m² | ¥360k/m² | – |
| 2011 | – | – | – | ¥379k/m² |
| 2012 | – | ¥230k/m² | – | ¥337k/m² |
| 2013 | – | ¥255k/m² | – | ¥369k/m² |
| 2014 | – | ¥230k/m² | – | – |
| 2015 | – | ¥296k/m² | – | ¥389k/m² |
| 2016 | – | ¥278k/m² | – | – |
| 2017 | – | ¥316k/m² | – | – |
| 2018 | – | ¥297k/m² | – | – |
| 2019 | – | ¥358k/m² | – | ¥476k/m² |
| 2020 | – | ¥250k/m² | – | – |
| 2021 | – | ¥295k/m² | – | – |
| 2022 | – | ¥374k/m² | – | – |
| 2023 | – | ¥292k/m² | – | – |
| 2024 | – | ¥400k/m² | – | – |
| 2025 | – | ¥579k/m² | – | – |
Prices near train stations in Nakagyo Ward, Kyoto City
Sales from 2023–2025, grouped by nearest station.
| Station | Median used condo price | Condo price per m² | Median house price (land + building) | Walk (min) | Sales | Daily passengers (2023) |
|---|---|---|---|---|---|---|
| Karasuma Oike (烏丸御池) | ¥49.0M | ¥867k/m² | ¥220M | 4 | 179 | 101,567-11% vs 2019 |
| Nijo(Kyoto) (二条) | ¥27.0M | ¥720k/m² | ¥26.0M | 7 | 133 | 46,346-4% vs 2019 |
| Omiya(Kyoto) (大宮(京都)) | ¥17.0M | ¥500k/m² | ¥34.0M | 6 | 108 | 20,147-24% vs 2019 |
| Emmachi (円町) | ¥20.0M | ¥380k/m² | ¥30.0M | 6 | 89 | 15,538-9% vs 2019 |
| Marutamachi(KyotoCitySubway) (丸太町(京都市営)) | ¥16.0M | ¥667k/m² | ¥93.0M | 5 | 78 | 23,985+3% vs 2019 |
| Nijojo Mae (二条城前) | ¥30.0M | ¥651k/m² | ¥83.0M | 5 | 76 | 8,208-19% vs 2019 |
| Saiin(Hankyu) (西院(阪急)) | ¥19.5M | ¥760k/m² | ¥35.0M | 8 | 74 | 6,048+18% vs 2019 |
| Kyoto Shiyakusho Mae (京都市役所前) | ¥47.5M | ¥886k/m² | ¥210M | 4 | 73 | 25,691-11% vs 2019 |
| Nishioji Oike (西大路御池) | ¥26.0M | ¥640k/m² | ¥33.0M | 4 | 66 | 10,781-11% vs 2019 |
| Shijo(KyotoCitySubway) (四条(京都市営)) | ¥60.0M | ¥916k/m² | – | 5 | 38 | 101,362-1% vs 2019 |
| Karasuma (烏丸) | ¥44.0M | ¥780k/m² | – | 4 | 29 | 66,086-20% vs 2019 |
| Tambaguchi (丹波口) | – | – | ¥26.0M | 8 | 23 | 12,620-7% vs 2019 |
| Kyoto Kawaramachi (京都河原町) | ¥46.0M | ¥930k/m² | ¥335M | 4 | 22 | 58,113-26% vs 2019 |
| Jingu Marutamachi (神宮丸太町) | – | – | – | 5 | 11 | 6,699-18% vs 2019 |
Used condo prices by layout in Nakagyo Ward, Kyoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥14.0M | 20 m² | 173 |
| 2LDK | ¥51.0M | 55 m² | 115 |
| 3LDK | ¥55.0M | 70 m² | 112 |
| 1LDK | ¥33.0M | 50 m² | 46 |
| 1DK | ¥17.0M | 30 m² | 37 |
| 4LDK | ¥63.0M | 85 m² | 26 |
| 2DK | ¥28.0M | 50 m² | 17 |
How much does an apartment cost in Nakagyo Ward, Kyoto City?
The median used condo (mansion) in Nakagyo Ward, Kyoto City sold for ¥29.0M in 2025, about ¥793k/m², based on 184 recorded sales.
How much does a house cost in Nakagyo Ward, Kyoto City?
The median house sale, including the land, was ¥50.5M in 2025 across 146 sales.
Are property prices in Nakagyo Ward, Kyoto City going up?
Over the five years to 2025, condo prices per m² changed +22.0% and residential land prices changed +55.1%.
About this data
Figures are medians of real transactions reported to Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT) through its quarterly price survey. House prices per m² divide the total price (land and building) by the floor area. Medians based on fewer than 20 sales are not shown. The latest quarters are preliminary and are revised as more survey responses arrive.
Information only, not investment advice.